1025 SE 4th Ave #101 · Dania Beach, FL 33004

$239,000

2 bd · 2.0 ba · 1,144 sqft · Condo public records · 282 Days on market

Built 1979 $475/mo HOA · 19% of rent

---

Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +13.5/30.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• DSCR +4.1/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

PRICE REDUCED FOR QUICK SALE RARELY AVAILABLE CORNER unit with extra windows and light and privacy!! Sleek with new appliances and eat in kitchen. Large 2 bedrooms & 2 full bathrooms with bathtub & shower. WASHER AND DRYER IN UNIT (only allowed on the first floor). Paradise living! Screened private patio steps away from the lake, heated pool and clubhouse with internet, full kitchen & lots of activities, garden space outside back patio for plants. Assigned parking right outside your entrance. Shopping, walking trails, bike trails, one mile from the marina and beach. NEW AC, KITCHEN & APPLIANCES, BATHROOM VANITIES. Shutters, windows, front door and sliding doors are h

Key facts

• Private garden
• Bike trails
• Assigned parking

Tags

• SCREENED PRIVATE PATIO
• HEATED POOL
• PRIVATE GARDEN
• ASSIGNED PARKING
• WALKING TRAILS
• BIKE TRAILS

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association fee covers management, amenities, common areas, insurance, grounds maintenance, structure maintenance, parking, pest control, pool(s), recreation facilities, reserve fund, trash and water; Community of 32 units; Association amenities include clubhouse, community kitchen, library, pool, shuffleboard court, trash service, transportation service, vehicle wash area and elevator(s)

Exterior

• Parking: Assigned parking; Guest parking
• Security: Security/high impact doors; Storm/security shutters
• Utilities: Water service included in association; Sewer and power available
• Home design: Attached property; 4-story building; Entry on level 1; Resale unit
• Construction: Brick and block construction
• Exterior features: Barbecue area; Enclosed porch; Screened porch; Storm/security shutters; Security/high impact doors; Exterior lighting; Association pool

Interior

• Kitchen: Dishwasher; Disposal; Icemaker; Microwave
• Bedrooms: Bedroom located on the main level
• Flooring: Ceramic tile; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s)
• Interior features: French doors; Custom mirrors; Pantry; Walk-in closets; Closet cabinetry; First floor entry; Bedroom on main level
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $239k.

Deal economics

• At list price, monthly cash flow is $10 ($121/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $239k).
• Recommended offer: $210k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.3% vs local median 3.8% in Dania Beach — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 77/100 on livability (#180 in FL, #2,806 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A, housing A; Watch: employment D, amenities F.
• Broward (suburban): math 42% / reading 53% proficiency, ranked #46 of 73 in FL (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Nova Blanche Forman Elementary (math 35% / reading 55%, grade D-, #1,271 of 2,144 statewide, top 60%, 769 students, 72% FRL); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% FRL); South Broward High School (math 24% / reading 49%, grade F, #351 of 667 statewide, top 54%, 2,397 students, 59% FRL).
• Market conditions: Rents soft (-1.7%/yr); 209 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $2,510/mo this rent would consume 57% of the median local household income ($53k/yr) (locally 1999% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Broward County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 282 days — a 12% lower offer ($210k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $180k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $210,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 282 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
10. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.05% ✓
• Cap rate: 6.34%
• Cash-on-cash: 0.18%
• DSCR: 1.01
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -20.0%
• Equity multiple: 0.32×
• Total profit: $-45,208
• Equity at exit: $35,636

10-year hold

• IRR: -23.6%
• Equity multiple: 0.01×
• Total profit: $-66,014
• Equity at exit: $20,664

Cash invested: $66,920 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 33004

• Rents YoY: -1.7%
• Active inventory: 209
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,510 high
• Mortgage (P&I): −$1,253
• Tax from tax record: −$145 /mo · $1,742/yr
• Insurance: −$100
• HOA: −$475
• Vacancy / Maint / Mgmt: −$527
• Net cashflow: $10

Break-even live

Break-even rent $2,498

Max offer price $239,000

Occupancy floor 95%

Sensitivity live

Price	-10% $145	-5% $78	+0% $10	+5% $-58	+10% $-125
Rent	-10% $-188	-5% $-89	+0% $10	+5% $109	+10% $208
Rate	-1.0pp $130	-0.5pp $71	base $10	+0.5pp $-52	+1.0pp $-115

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
424 SE 11th Ter Dania, FL	2.0	1.5	1252	$2,300	$1.84	26d	1	0.06mi
1024 SE 5th Ave #202 Dania, FL	2.0	2.0	1144	$1,950	$1.70	26d	1	0.10mi
1025 SE 3rd Ave #303 Dania, FL	2.0	2.0	1144	$1,900	$1.66	4d	1	0.11mi
1025 SE 3rd Ave #303 Dania, FL	2.0	2.0	1144	$1,900	$1.66	26d	1	0.11mi
405 SE 14th St Dania, FL	2.0	2.0	1290	$2,750	$2.13	26d	1	0.13mi
545 SE 12th St #305 Dania, FL	2.0	2.0	1126	$2,750	$2.44	26d	1	0.19mi
201 SE 11th Ter #302 Dania, FL	2.0	2.0	1144	$2,000	$1.75	13d	1	0.23mi
1077 SE 6th Ave Dania, FL	3.0	3.0	1493	$3,550	$2.38	26d	1	0.25mi
311 E Sheridan St Dania, FL	1.0–2.0	1.0–2.0	861	$2,397	$2.78	5d	6	0.27mi
1341 SE 3rd Ave #307 Dania, FL	2.0	2.0	1020	$2,250	$2.21	26d	1	0.28mi
1341 SE 3rd Ave Dania, FL	1.0	1.0	700	$1,975	$2.82	5d	2	0.28mi
529 E Sheridan St Unit 307 Dania Beach, FL	2.0	2.0	1078	$2,495	$2.31	26d	1	0.28mi
1450 SE 3rd Ave #202 Dania, FL	1.0	1.0	700	$2,000	$2.86	5d	1	0.30mi
509 E Sheridan St #408 Dania Beach, FL	2.0	2.0	1250	$2,650	$2.12	9d	1	0.31mi
509 E Sheridan St #408 Dania Beach, FL	2.0	2.0	1250	$2,650	$2.12	26d	1	0.31mi
519 E Sheridan St #1082 Dania Beach, FL	2.0	2.0	1162	$2,650	$2.28	1d	1	0.32mi
519 E Sheridan St #3072 Dania Beach, FL	2.0	2.0	1078	$2,650	$2.46	24d	1	0.32mi
1159 SE 6th Ct Dania, FL	3.0	2.5	1238	$3,400	$2.75	26d	1	0.32mi
619 E Sheridan St #106 Dania, FL	2.0	2.0	1138	$2,500	$2.20	4d	1	0.32mi
1410 Sheridan St Unit 9I Hollywood, FL	2.0	2.0	1320	$2,800	$2.12	20d	1	0.35mi
1410 Sheridan St Unit 9I Hollywood, FL	2.0	2.0	1320	$2,600	$1.97	9d	1	0.35mi
32 SE 8th St Dania, FL	2.0	1.0	1088	$2,700	$2.48	26d	1	0.36mi
15 SE 13th St Unit 17 Dania Beach, FL	2.0	2.0	1250	$2,750	$2.20	26d	1	0.37mi
1155 SE 7th Ave Dania Beach, FL	1.0–2.0	1.0–2.0	882	$2,689	$3.05	0d	31	0.38mi
20 SE 13th Ter Unit 1-2 Dania Beach, FL	2.0	2.0	1083	$2,800	$2.59	26d	1	0.38mi
20 SE 13th Ter Unit 1-2 Dania Beach, FL	2.0	2.0	1083	$2,750	$2.54	4d	1	0.38mi
602 SE 2nd Ave Dania, FL	2.0	1.0	1000	$1,950	$1.95	26d	1	0.38mi
29 SE 8th St Dania, FL	3.0	2.0	1487	$3,590	$2.41	26d	1	0.38mi
204 SE 4th Ter Dania, FL	3.0	2.0	1227	$5,500	$4.48	22d	1	0.45mi
304 SE 4th St Dania, FL	2.0	2.0	1436	$4,400	$3.06	19d	1	0.45mi
43 SW 11th St Unit E Dania Beach, FL	2.0	1.0	1283	$2,250	$1.75	13d	1	0.48mi
48 SW 13th St Unit 1 Dania Beach, FL	2.0	1.0	1000	$2,499	$2.50	26d	1	0.50mi
50 SW 13th St Dania Beach, FL	2.0	1.0	1000	$2,499	$2.50	24d	1	0.50mi
48 SW 14th St Dania, FL	2.0	1.0	1125	$2,750	$2.44	26d	1	0.51mi
1610 Liberty St Unit 7 Hollywood, FL	1.0	1.0	750	$1,525	$2.03	26d	1	0.51mi
1610 Liberty St #1 Hollywood, FL	1.0	1.0	750	$1,550	$2.07	4d	1	0.51mi
1610 Liberty St #1 Hollywood, FL	1.0	1.0	750	$1,550	$2.07	17d	1	0.51mi
2153 N 14th Ave Unit 2153 Hollywood, FL	2.0	1.5	1278	$2,400	$1.88	19d	1	0.51mi
55 SW 13th St Unit A Dania Beach, FL	2.0	1.0	850	$2,350	$2.76	22d	1	0.51mi
28 SE 4th St Dania, FL	3.0	2.0	1179	$2,900	$2.46	1d	1	0.53mi

HOA detail condo

• Monthly dues: $475 · $5,700/yr
• Likely covers: internetpoolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-21
   days on market $239,000 Active 282 DOM
2. 2026-06-18
   days on market $239,000 Active 279 DOM
3. 2026-06-17
   days on market $239,000 Active 278 DOM
4. 2026-06-16
   pricedays on market $239,000 Active 277 DOM
5. 2026-06-15
   days on market $245,000 Active 276 DOM
6. 2026-06-13
   remarks 683-char remark
7. 2026-06-13
   days on market $245,000 Active 274 DOM
8. 2026-06-10
   price $245,000 Active 270 DOM
9. 2026-06-09
   days on market $249,000 Active 270 DOM
10. 2026-06-07
    days on market $249,000 Active 268 DOM
11. 2026-06-04
    days on market $249,000 Active 265 DOM
12. 2026-06-03
    days on market $249,000 Active 264 DOM
13. 2026-06-02
    days on market $249,000 Active 263 DOM
14. 2026-06-01
    days on market $249,000 Active 262 DOM
15. 2026-05-31
    days on market $249,000 Active 261 DOM
16. 2026-05-21
    price $249,000
17. 2026-05-08
    price $257,000
18. 2026-03-01
    price $260,000
19. 2025-10-12
    price $265,000
20. 2025-09-12
    listed $275,000 Active
21. 2024-04-30
    soldstatus $180,000
22. 1991-06-15
    soldstatus $69,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $1,742 · $145/mo
• Projected year-2 tax: $1,984 · $165/mo
• Expected delta: +$241/yr (+$20/mo · 13.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $30,125
• − Mortgage interest: −$13,388
• − Property taxes: −$1,742
• − Insurance: −$1,195
• − Repairs & maintenance: −$2,410
• − Management: −$2,410
• − HOA: −$5,700
• − Depreciation: −$6,953
• Taxable loss: −$3,673
• Est. tax savings @ 24.0%: +$882
• After-tax cash flow: $1,003/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Broward
• NCES district ID: 1200180
• Math proficiency: 42% ▼ -18.00%
• Reading proficiency: 53% ▼ -5.00%
• Median HH income: $52,139
• Composite: 40.88/100
• National rank: #3621
• State rank: #46 of 73 in FL

Livability — Dania Beach

• Score: 77/100
• State rank: #180
• US rank: #2806

Category grades

Amenities F Commute A+ Cost of living A Crime B Employment D Housing A Health & safety B+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dania Beach, FL
• County: Broward County · 1,963,430 people
• City population: 17,094
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 17,094
• Household income: $52,574
• Rent vs Own: 61.3% rent · 38.7% own
• Severe rent burden: 1999.0

Population outlook (Broward County) Hauer SSP2

• Today (2025): 2,207,033 people
• By 2030: 2,360,704 · +7.0%
• By 2040: 2,661,208 · +20.6%
• By 2050: 2,946,698 · +33.5%
• By 2075: 3,602,273 · +63.2%
• By 2100: 3,970,984 · +79.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 42% Hispanic / Latino 28% Black 24% Two or more races 19% Asian 1%
• Hispanic origin (detail): Puerto Rican 5% Cuban 7% Dominican 3%
• Common ancestry: Romanian 3% Lithuanian 2% Hispanic 2%
• Foreign-born: 28% · Canada, Jamaica, China
• Languages at home: 60% English-only · Spanish 25% Other Indo-European 4% French/Haitian/Cajun 4%

Political lean MEDSL · Broward

• 2024 margin: D (+17.0) · D 58.0% · R 41.0%
• 2008→2024 swing: -17.8pp toward R · 2008: 34.7pp · 2024: 17.0pp
• All cycles: 2024: D+17.0 2020: D+29.8 2016: D+35.0 2012: D+34.9 2008: D+34.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -377.03%
• Current HPI: 335.6607
• Rent YoY: ▼ -1.66%
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+260.9% since first listed

7 events — show timeline

• 2026-05-21 Price Changed $249,000 MARMLS
• 2026-05-08 Price Changed $257,000 MARMLS
• 2026-03-01 Price Changed $260,000 MARMLS
• 2025-10-12 Price Changed $265,000 MARMLS
• 2025-09-12 Listed $275,000 MARMLS
• 2024-04-30 Sold (Public Records) $180,000 Public Records
• 1991-06-15 Sold (Public Records) $69,000 Public Records

Property tax history

-0.4%/yr

Latest (2025): $1,742 · -57.6% YoY. Source: county tax records.